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Quinta in Sítio bias do Norte Nn, Moncarapacho
Grade Avillabudget

Quinta in Sítio bias do Norte Nn, Moncarapacho

Olhão · Eastern Algarve ·

€459,000

Asking Price (EUR)

16.0%

True Gross Yield

63%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €89,705/yr
Average Daily Rate: €388
-20.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), Has pool (0%), Has garden (+10%), Budget finish (-12%)
Brixfox Score: 75.9 / 100
Comparable Properties: 9
Data Confidence: 63%
Search Radius: 6 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€561,907

+22.4% over asking

Asking price€459,000
IMT — Property transfer tax (investment schedule)€24,550
IS — Stamp duty (0.8%)€3,672
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,885
Total acquisition costs€36,357
Renovation (est. €55/m² × 700 m²)
Light touch-ups — paint, fixtures, deep clean.		€38,500
(€21,000–€56,000)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,050
All-in investment (incl. renovation & furnishing)€561,907

Gross yield (asking price)

19.5%

True gross yield (all-in)

16.0%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 4
Building: 700 m²
Style: dated
Condition: good
Private Pool
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

above-ground pool with integrated steps

Score Breakdown

ROI
25
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
6.33
Payback Speed
5
STR Suitability
4

Description

For sale, a villa in a great location near Fuzeta. A T4 (4 bedrooms) in a great location for those who enjoy a calm and quiet area. With over 700 square meters of land, a swimming pool, barbecue, storage room, and carports for vehicles. A furnished house with an open-plan living room and kitchen, 4 bedrooms equipped wi

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 1
Idealista.pt

Quinta in Sítio bias do Norte Nn, Moncarapacho

Olhão · Eastern Algarve · Ref BF-90736 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$498,913
Ownership
Freehold
Bedrooms
4
Built area
700 m²
Brixfox Score 76 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: good
View: garden

Description

For sale, a villa in a great location near Fuzeta. A T4 (4 bedrooms) in a great location for those who enjoy a calm and quiet area. With over 700 square meters of land, a swimming pool, barbecue, storage room, and carports for vehicles. A furnished house with an open-plan living room and kitchen, 4 bedrooms equipped wi

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Short-Term Rental

No STR data available for this property

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

—

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
0.0%
—
Fully-managed
—
—
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

—

Annual Revenue

—

Income Tax / yr

—

Payback

—

True All-In Cost
Asking price$498,913
IMT — transfer tax (non-resident 7.5%)$37,418
Stamp duty (0.8%)$3,991
Notary + registry$2,174
Legal$6,137
Furnishing + STR launch$27,174
All-in cost$575,808

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$1.6M$1.2M$804K$402K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $459K
Capital appreciation
Property value growing at +4%/yr based on Olhão market trends.
Year 5
Capital Value
$558K
+22%
Year 10
Capital Value
$679K
+48%
Year 20
Capital Value
$1.0M
+119%
Year 30
Capital Value
$1.5M
+224%
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.0% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$500 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $500 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.0% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

43% occ.
12.0%
$5,007/mo
53% occ.
14.8%
$6,164/mo
63% occ.
17.6%
$7,321/mo
current
73% occ.
20.4%
$8,478/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.